Planning commission recommends 10-year special use permit for H2R Ranch to board up to 55 horses

The Leavenworth County Planning Commission voted 7–0 to recommend approval of a special use permit for H2R Ranch (case DEV-25-121), allowing a horse-boarding facility that would board more than 11 horses at a new site and include a proposed 40,000-square-foot indoor arena, roughly 55 stalls and a 21,000-square-foot parking area. The commission set a 10-year time limit on the Tier One special use permit and forwarded the item to the Board of County Commissioners for consideration on April 1, 2026.

Planning staff categorized the request as a Tier One SUP and recommended approval with conditions. Noted conditions included a requirement that horses arriving at the site have a negative Coggins test within the previous 12 months and within 30 days of arrival. Staff also recommended a five-year time limit as a conservative start for a new SUP; commissioners debated length and ultimately settled on a 10-year limit to accommodate the applicant’s construction timeline and investment.

Applicant representative Justin Watkins told the commission H2R Ranch was founded about four years ago and currently operates west of 124th and Leavenworth Road; the applicant proposes to move and expand operations to the subject parcel to meet demand. Watkins described plans for approximately 55 stalls, 12,500 square feet of indoor riding area inside a 40,000-square-foot building and riding lessons offered indoors and outdoors. "H2R Ranch provides highquality horse boarding services and an excellent location for enthusiasts to train and ride their horses," Watkins said. He and owner Haley Hansen explained the operation will be full service; the facility staff will perform cleaning and feeding while some boarders visit less frequently.

Commissioners questioned likely traffic and staffing. The applicant estimated about 10 guest trips per day and four employees for routine operations, which staff translated to roughly 50 vehicle trips daily; the applicant said trailer traffic is expected to be limited, with occasional bumper-pull trailers. Commissioners also asked whether public events would be allowed; staff clarified that events open to the public that are outside the narrative of normal boarding or lessons would require a temporary special-use permit (TSUP). The applicant and staff emphasized the narrative attached to the SUP defines the allowed uses unless the commission adds conditions.

Public comment included a supportive statement from neighbor Kim Brown, who urged approval and asked the commission to consider a longer permit period given the applicant’s investment and neighborhood improvements. No speakers opposed the request.

After discussion about the appropriate permit duration, including one commissioner’s remark that the county must not hand out SUPs indefinitely, the commission withdrew an initial motion and then moved to recommend approval with a 10-year limit. The motion passed on a roll-call vote with all present commissioners voting yes.

The Planning Commission’s recommendation, the staff report and conditions will be forwarded to the Board of County Commissioners for consideration no earlier than April 1, 2026, at 9:00 a.m.